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Joe Gonzalez

Daily Rate Lock Advisory

05-19-08
Joe Gonzalez



This week brings us the release of only three pieces of economic news in addition to the minutes from the last FOMC meeting. Only one of those three can be considered of high importance to the markets and mortgage rates, so we may see a fairly calm week for mortgage rates.

The first data comes tomorrow morning with the release of April's Leading Economic Indicators (LEI) at 10:00 AM ET. This Conference Board report attempts to measure economic activity over the next three to six months. It is expected to show no change from March's reading, meaning that economic activity is likely to remain flat during the next few months. A decline would be good news for the bond market and mortgage rates, while an increase could cause mortgage rates to inch higher tomorrow.

The second report of the week April's Producer Price Index (PPI) Tuesday morning, which helps us measure inflationary pressures at the producer level of the economy. If this report reveals we aker than expected readings, we should see the bond and stock markets rally. The overall index is expected to show an increase of 0.4%, while the core data that excludes food and energy prices is expected to rise 0.2%. A smaller than expected increase in the core data would be ideal for mortgage shoppers.

There is no relevant economic news scheduled for release Wednesday, but we will get to see the minutes from the last FOMC meeting. Market participants will be looking for how Fed members voted during the last meeting and any comments about inflation concerns in the economy. The goal is to form a guess about what the Fed's next move will be. The minutes will be released at 2:00 PM ET, so if there is a market reaction to them it will be evident during afternoon trading.

The National Association of Realtors will give us the Existing Home Sales report Friday morning. This data tracks resales of homes in the U.S., giving us a measurement of housing sector strength. However, it is not considered to be of much importance to the bond market unless it varies greatly from forecasts. Current forecasts are calling for decline in sales between March and April.

Overall, it may be an interesting week for mortgage rates. We could see little movement in rates if the stock markets remain calm and the week's data doesn't reveal any major surprises. Tuesday's PPI report is the single most important data of the week, but the FOMC minutes may also lead to some volatility in the markets. Also worth noting is an early close in the bond market Friday afternoon ahead of the Memorial Day Holiday Monday. These early closes sometimes lead to additional volatility bond prices as investors prepare for the long weekend and trading thins with many traders starting the weekend early.

If I were considering financing/refinancing a home, I would.... Float if my closing was taking place within 7 days... Float if my closing was taki ng place between 8 and 20 days... Float if my closing was taking place between 21 and 60 days... Float if my closing was taking place over 60 days from now... This is only my opinion of what I would do if I were financing a home. It is only an opinion and cannot be guaranteed to be in the best interest of all/any other borrowers.

Remember that we are your Allentown Experts for mortgage refinance & purchase transactions. Trust your clients to 1st Metropolitan Mortgage!

Tips for a More Productive Commute

05-16-08
Joe Gonzalez


Joe Gonzalez
Branch Manager
1st Metropolitan Mortgage
Phone: 610-351-7510
Fax: 610-351-7810
jgonzalez@1stmetro.net
www.1stmetropolitan.net

The average commute time in America is about 24 minutes each way, according to recent reports from the Census Bureau. That means Americans spend about 48 minutes travelling to and from work each day. And, if we work about 245 days a year, that adds up to a total of 196 hours a year! That means, on average, we spend more than 8 full days just sitting in our cars each year. Imagine what you could accomplish if you could only get half of this time back.

Of course, no one can turn back the clock, but almost everyone can make more of the time we have, even during our commutes. Here are a few ideas for making the most of your time on the road:

Don't just fill up the tank. Fill up your brain too - Audio books are becoming more and more popular, and almost every publisher is taking advantage of this trend. Not only can you find your favorite novels on CD, business books and other non-fiction publications are available as well. Even some magazines, like The Economist, have audio versions of their publications.

Imagine sitting in traffic and learning another language or listening to a series of lectures from the top universities in the country. You could also load up your iPod or MP3 player with all sorts of great material from your favorite websites. Your local library has a great selection of free audio books, and new text-to-speak technology can turn almost any book into hours of learning material.

Put yourself in the driver's seat - What if you got to work and a list of everything you had to do that day was there waiting for you, typed out and sitting on your desk? Well, with services like CopyTalk and Jot Spot, this is possible.

Using your hands-free cell phone, call one of these mobile scribe companies while you're in the car and everything you say will be typed and emailed to you by the time you get to work. Plus, by getting all of your nagging to-dos out of your head, you'll be more able to focus on your audio books. This is also a great, and much safer way, to brainstorm and work out the finer details of those amazing ideas that only seem to come to you while you're in the car. If you don't want to pay for this service, you could just call your voicemail directly with the same information. Do this on the way home and you could keep a detailed record of your day and free your mind for the drive home.

Get the right balance - Another great use of your time in the car is to focus on your work/life balance. Now that you've recorded your day and freed your mind of work, why not use this time to focus on the important people in your life. A lot of us tend to wait until we get home before we "unwind" and to create that all important separation of our work and home lives - but we can just as easily do this in the car. What if you called your spouse or your children on your way home and asked about their day? You could also call your parents or siblings or catch up with old and new friends. Do this frequently and, suddenly, creating the right work/life balance will become much easier, and so will your commute.

If you have any tips for a more productive commute that I should add to my list, please give me a call.



The Credit Crunch and Student Loans

05-16-08
Joe Gonzalez


Joe Gonzalez
Branch Manager
1st Metropolitan Mortgage
Phone: 610-351-7510
Fax: 610-351-7810
jgonzalez@1stmetro.net
www.1stmetropolitan.net

You've heard about the Credit Crunch and its tightening effect on lending guidelines in the mortgage industry, but what does it mean to millions of Americans who need student loans to help pay their college tuition?

The student loan market looked pretty bleak during the first quarter of 2008. Not only did the reduced benefits created by the College Cost Reduction and Access Act in 2007 kick in, but for the first time in 40 years, no bonds backed by student loans were purchased during this time. The new bill, which was good news for students, was funded by cutting subsidies to student lenders already feeling the effects of the credit crunch. According to Forbes, this loss of liquidity spooked a lot of investors of the student loan asset-backed securities market, destabilized Sallie Mae, the largest federal student loan provider and servicer, and sent student lenders into turmoil, as at least 50 federal student loan providers scaled back or ended participation in this type of lending.

Since then, Congress has passed legislation and taken other measures to ensure that student loan companies continue to issue federally subsidized student loans. Now, according to the National Association of Student Financial Aid Administrators (NASFAA), most "traditional" students should have no problem getting federal student loans from the remaining 2,000-plus lenders participating in this market.

For those students forced to seek private or alternate education loans, however, this is a much different story. NASFAA says many students could have trouble getting these types of student loans. Because of this, NASFAA added that private student loans should only be used as a last resort when it comes to paying for college.

Which students are affected?

  • Students attending smaller schools and for-profit career or trade colleges, or other institutions that rely heavily on private lenders, will find it more difficult and expensive to gain access to private student loans than they have in the past - especially if they have credit issues.

  • Older students, students with poor credit, or those students without a creditworthy co-signer (e.g., mom and dad), are likely to pay higher rates for whatever private student loans they are able to find.

  • Students whose college tuition is more than their federal loans provide could also be affected if a) a private loan is necessary to make up the difference or b) the student does not qualify for Federal Perkins or PLUS loans or other types of financial aid programs.

  • It's important to note that financial aid, including Pell Grants, Federal Work Study, and education tax benefits are not affected by the Credit Crunch.

The biggest mistake students and parents can make in these situations is loading up credit cards and taking on expensive private loans to pay for college. Over the course of four or five years, this could really add up and put you or your children in debt for years to come. If you're a homeowner, however, you may be able to avoid this credit trap by consolidating credit card balances and other debt through a home refinance.

Before you make any major credit decision regarding college tuition, give us a call. We'll gladly review your finances and help you make the best decision for your specific goals and needs.



House Passes Sweeping Legislation to Rescue Homeowners

05-12-08
Joe Gonzalez



The U.S. House of Representatives was very busy Thursday, passing The American Housing Rescue and Foreclosure Prevention Act (H.R. 3221) by a vote of 266 to 154, and The Neighborhood Stabilization Act (H.R. 5818) by a vote of 239-188.

This sweeping legislation is Congress' most comprehensive attempt yet to address foreclosures in the housing market. The bill includes versions of H.R. 5830, H.R. 1852, H.R. 1427, H.R. 5579, and amendments to Preserving the American Dream for Our Nation's Veterans. The plan is projected to help roughly 500,000 borrowers at a cost of $2.7 billion over five years.

It's important to note that these measures were not voted into law and still await Senate action. If passed by the Senate, it would still need the approval of the President who has reportedly threatened to veto both bills.

To learn more about this legislation, here is a summary from the House Committee on Financial Services.


Fannie Mae Changes Policy and Pricing on "Conforming" Jumbos

Fannie Mae announced a series of new initiatives called "Keys to Recovery" in its first quarter 2008 report this week. The new effort is geared toward providing liquidity, stability, and affordability to the housing and mortgage markets for the long term, keeping struggling borrowers in their homes, assisting prospective home buyers with home purchases, and stabilizing communities affected by the mortgage market downturn. According to the report, the initiatives include:

1) A new refinancing option for up-to-date but "underwater" borrowers with loans owned by Fannie Mae that will allow for refinancing up to 120 percent of a property's current value;

2) A renewal and expansion of the company's partnership with the state Housing Finance Agencies to provide $10 billion in financing for qualified, first-time home buyers;

3) In partnership with Self-Help Credit Union, a new initiative that allows families in hard-hit communities to reside in foreclosed properties on a rent-to-own basis, and

4) New jumbo-conforming loans will be priced flat to conforming for portfolio asset acquisition through the end of the year.

This last initiative could mean great news for your clients in high-cost regions as defined by HUD. Reach out to your clients and prospects to let them know about this change.

Key talking points:

  • Jumbo-loan borrowers got some good news today.
  • Fannie Mae announced that they will buy jumbo loans at a lower price.
  • This means if you're in a high-priced metro region and looking to purchase or refinance into a jumbo loan, then you may have the opportunity to save money.

FHA - Big Change For Upfront Mortgage Insurance Premiums

05-12-08
Joe Gonzalez

The Federal Housing Administration will start charging upfront mortgage insurance premiums based on the borrower's credit score and down payment starting July 14, according to the Department of Housing and Urban Development. Upfront premiums paid at closing will range from 1.25% to 2.25% under the new pricing schedule that will apply to all FHA loans.

Currently all FHA borrowers pay a 1.5% upfront premium regardless of risk. By charging slightly higher premiums based on credit risk, HUD expects to create a more financially sound FHA program and reach more borrowers struggling to keep up with their payments on high-cost subprime mortgages. Risk-based pricing will also be used for refinancing delinquent borrowers under the FHA Secure program starting in July.

HUD is expanding the FHA Secure program so that borrowers who have missed two or three payments in the previous 12 months can be refinanced into FHA-insured mortgages. The risk-based pricing notice and a mortgagee letter with the underwriting standards for the expanded FHA Secure program are posted on the FHA website, which can be found at http://www.fha.gov. Use this chart (click here) to help when selling the advantages of FHA.